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. >> commissioners, it will place you under your regular calendar. item 12 the western soma community plan informational presentation number two. >> commissioners cory teague for staff. the next hearing in the line of hearings for the western soma community plan and adoption of the elements of that plan. just to give you a reminder of the hearings so far and in the future. on november 1 we had informational presentation to cover the background of the plan, the process of creating the plan and some of the key principles and outcomes of the actual plan itself. last week november 8 you initiated the amendments to the general plan, the planning code and the zoning map. today will be is informational hearing to get into the specifics of the zoning changes and the planning code changes, and then you have scheduled the adoption hearing for december 6 and that is a public hearing where you first have the opportunity to certify the eir and adopt the amendments to the general planning and zoning code and zoning map, and then if that happens in that order you could also on that date hear the enti
. this is the current zoning within western soma and you can sees since this was put in place in the plan and harrison street on the middle is essentially the spine. there is a somewhat different character north and south of harrison street that is strongly related to the presence of the freeway which somewhat kind of disconnects the neighborhood there. all of these districts are what are considered soma mixed use districts, and generally north of harrison street where you see a lot -- on this map at least, yellows and greens, but generally mixed use and includes housing and south of harrison street where you have sli primarily housing is extremely limited only to affordable housing and then the far north east corner near fourth and tal mar you have several blocks here sso which is zoned office. the resolution the board of supervisors passed instructing the task force to under go this plan asked them to use the existing zoning as the base. it wasn't looking to necessarily reinvent the wheel or create new districts and that's what the task force came up with and the same philosophy in terms of harr
economic vitality, energy and new life to the buildings. [speaker not understood] western soma plan supports [speaker not understood] and maintain various uses and we strongly believe that maintaining the existing rules regarding uses in historic buildings will directly fulfill this goal. with all that said, i respectfully request that the commission maintain the existing historical use controls as part of the western soma plan. thank you. >> thank you. >>> good afternoon, commissioners. john kevlin here with the law if ierv of rubin junius. i want to talk to you about two specific issues in the western soma today. first is the historic use controls that luke was just referring to. these are currently in effect throughout the eastern neighborhoods and actually currently in effect under the existing controls in west soma. and essentially what these do is for certain classes of historic buildings, it relaxes the use controls in them with the goal of allowing the buildings to stay under operation, giving them flexibility so they can maintain and preserve them adequately since they all
you under your regular calendar. item 7, western soma community plan - informational presentation. >> good afternoon, president fong, commissioners. we're going to begin the presentation with a few remarks from the honorable supervisor kim. >> thank you, mr. teetion, and commissioners. good afternoon. i'm excited to be here today because we are finally able to launch the final hearings for the long awaited western soma community plan * . and i'm sure my predecessor thought he would be here presenting to the planning commission as it began in 2004. but it is here finally today. as you may know, this plan is a culmination of over seven years of work. and countless number of hours by western soma citizen task force, consultants, planning staff, residents and workers of the south of market. the soma planning process was initiated as an alternative to the area planning process typically undertaken by the planning department. the creation of the plan was uniquely guided by a 22 member western soma citizens planning task force with representatives from a variety of different neighborhood
has already changed in soma. that was actually proactively changed a couple years ago and no parking minimums but instead parking maximums and midblock alley extensions for large sites that have long frontages afford them the opportunity to grant the alley extensions to interior alleys in the block and as you know they have some of the largest in the city. residential open space -- currently in soma we have this requirement and it's very low and the end user fee is low and in eastern neighborhoods and required and also given more appropriate rate and plug into that as well, and in terms of impact fees -- we will talk more about implementation near the end, but there is no near impact fee system or framework for western soma. it will plug in eastern neighborhoods. it will use the same tier system for the eastern neighborhoods and the same rates will apply. other significant controls to keep in mind. obviously western soma and part of the eastern neighborhood but there are differences. that's one reason it was put out separately. we feel it's important to layout the differences a
's a part of eastern neighborhoods but look at western soma and projecting to generate $42 million in impact fees over the course of now and 2030, but if you look at the projected cost of the projects that we have and nearly 92 million so obviously there is a gap to be filled. that isn't uncommon when it comes to impact fees and projects that we need to empplentd around the city. to briefly go through some of the projects called out as priority. a park publicly accessible near eighth and ringgold. a number of alley improvements on various areas. also greening of the 12th corridor. 12 ethstreet is a pretty wide street. it actually doesn't get a lot of traffic and there is a lot of opportunity as an entry way into the western portion of western soma to green that significantly and grate green scape for residents and businesses in that area, and then also a child care facility within western soma which is definitely needed, and calls out specifically near eighth and ringgold but a facility in general is definitely needed. so in the same vain currently on the eastern neighborhoods cac the
and planned on being here forever, so the basic premise of the western soma process was no losers. everyone starts off with what we got going right now and then we will work on seeing how we can enhance that for everybody. the sally proposals that cory presented to you was one of the early suggestions that came before you but basically they violate the fundamental principle. everyone started off as equals. we didn't do anything del trimental to the entertainment community and they shouldn't be asking us to do that to the residents. this next one is an interesting suggestion and i promoted that on the task force but planning department came back to us and said it would be extremely difficult to configure because if the entertainment -- if 11th street corridor remains in the wmug zoning area those buffers would have to apply to every night time use in the wmug and that would dramatic's reduce the housing we would be able to produce, so we dismissed those. we explored many other solutions. in fact i told you before. on the entertainment we had more than 60 meetings. 60 meetings publicly
. understand what the western soma plan does provide. a continuation of the legal non conforming status north of harrison street. every club that currently exists is guaranteed rights to continue to exist forever. no dangers that we will lose any of the existing night clubs. stronger building code standards are written into the plan and placed the burden of sound proofing for venues. clubs as kobe mentioned will have the rights to expand. would change the club to allow non conforming status to continue on even beyond the demolition of the current building and continue that entertainment use after new construction is completed. we allow all forms of entertainment for expansion in the new area south of harrison street. it's just a logical extension of the purposes of the sally zoning district to have the service and light industrial uses with the prohibition of housing units it seems like a natural extension if the entertainment industry does need to expand sally seems like it's the place for that to occur. i'm sorry. we also welcome entertainment to be part of the folsom street commerc
, but there is no near impact fee system or framework for western soma. it will plug in eastern neighborhoods. it will use the same tier system for the eastern neighborhoods and the same rates will apply. other significant controls to keep in mind. obviously western soma and part of the eastern neighborhood but there are differences. that's one reason it was put out separately. we feel it's important to layout the differences and what would apply to other eastern neighborhood mixed use districts, so for large projects with large frontages in eastern neighborhoods there is a requirement to break up the bulk of mass within specific dimensions. the western soma code would not do that. although they would have similar type of controls that be placed in the design standards opposed to being in the code. also in eastern neighborhoods for large projects a project can propose a vertical element, non hab tabl element to be add and not permitted in western soma. the midblock alley extension that we were talking about and western soma keeps it but extend its a bit and in eastern neighborhood the
to move forward with the west soma plan as is, but to acknowledge when we pass the plan that we have already initiated the central corridor planning process and that we will be rezoning portions of west soma to fit in with the studies that we are currently undertaking with central corridor. not only do we need to grow in residential and the mixed use that is incorporated in western soma, but we also acknowledge there is a need for growth of other types of commercial space like office. particularly along areas that will have access to more public transit and that would be the central subway that is developed. so, a preference at this point would be to move forward with the plan as is, but to acknowledge that there will be some rezoning that may take place over the next two years. so, i want to thank you commissioners for your engagement and guidance throughout this process. i also want to recognize [speaker not understood] who has been wonderful since taking over this plan since paul lord has left the planning department. and he has certainly helped to shape and support this plan to g
. the western soma process as we described at our first informational hearing was a process of inclusion. the arts and the entertainment are represented on the task force. we had three town hall meetings. entertainment was on the agenda for each of the meetings. 200 or more residents and small business owners and entertainment people participated in each of those three town hall meetings. i can fully admit at the first town hall meeting tensions were throughout the room. there was a lot of tension, a lot of anxiety because neighbors were afraid of what was to come and the entertainment community was there arguing for more certainty. i can credit chris shaffer and the professional facilitators that she brought into that town hall meeting to kind of tone down the tension and the anxieties and instead turn people -- everybody involved there on more to a simple problem solving path. how do we make these potentially incompatible activities fit within a greater community plan? and i must also credit terrace allen who was the first entertainment representation of the task force because whe
the key goal of the western soma process is to improve things for our rads. the conflict between night clubs and neighbors got due to the worse state in the 90's when gavin newsom proposed a night time entertainment zone. at first he was talking about 40 square blocks and eventually scaled that back to 11 ethstreet but the conflict between the night clubs and the neighbors got out of hand. countless clubs were taken to court. the residents in the area primarily the newer residents were certainly used to quieter surroundings and they certainly had the means and the law on their side to take many venues into court. on the other hand, the entertainment community fought back harshly when they felt the clubs were under siege and lead to at its worse a clear case of arson on the 15 unit residential building that was under construction at corner of 11th and harrison street just before it was ready to open it burned down to the foundation. the 1990 rezoning is predicated on opening south of market up to a denser residential population. you hear the same thing all the time, and that is a fo
feet it's 54 feet per square unit and western soma you wouldn't get that bonus so those are ways that western soma will differ from eastern neighborhoods if terms of significant control and there are a few others and instead of having them scattered throughout the code the plan is take the western soma special use district and defined the boundaries and started the planning effort and make it like most in the city and have it contain significant controls, so one of the main controls within the sud are the major developments that we talked about north of harris street on lots larger than half a acre. essentially they're given a base and max height and if they want to go over that height you can do that, but it requires conditional use authorization. there is specific criteria to meet and demonstrate to the planning commission they have met. what it comes down to in a lot of ways they want to reduce conflicts with uses and encourage mix uses opposed to mix use projects and to explain that a little bit they don't necessarily want these large projects to be every building in the pro
especially considering enormous investment into the corridor plan. we don't believe that western soma doesn't take advantage of the e eir capacity. we have talked about architects and rear yard setbacksis better understood as a land banking plan than promote the type of urban youth we would like to see. we question why the zoning administrator is prevented from making rulings in western soma he might be able to make in other parts of the city and regarding that gap on impact fees where do the fees come from if a plan is designed to restrict development? we think it has a lot of work to do on it yet. thank you. >> good afternoon commissioners, i am kowg cane and hotel designer and developer. as you can see there is going to be a lot of conflict over this particular western soma district. i would like to call your attention to three zones of influence which have not been discussed today and those three zones are specifically mid-market development and the grocery store zone. i call it a zone. that is from trader joes all the way to food co including rainbow and costco which is really
activities. and how incredibly valuable a number of the concepts that came out of the western soma plan were to helping us. everything from establishing community goals and objectives that can be used as a touch stone to say, does this planning proposal meet the objectives? does it support the objectives or does it not? a very valuable tool that frequently isn't there and should be. the work of the community outreach and the work that chris schaeffer and the cop folks have done, again, something that carried over superbly. the means of engaging with planning staff and the way paul lord was able to educate us, just phenomenal. so, the benefits have come out of this, what they have done, really is far reaching and i encourage the planning department to take advantage of that as they look at other community planning and revisions to community plans going forward. thank you. >> thank you. any further public comment? >>> good afternoon, commissioners. my name is bernadette [speaker not understood]. center located at the corner of sixth and mission. our organization has been around for 10 years in
. >> in western soma. we can definitely do an analysis -- [multiple voices] >> figure out what other projects may be pipeline worthy, so to speak. the other issue about the legitimatization, just to be clear for the commission and people here today, * you know, again, the legitimatization were for people who had went -- gone in but not gotten their permit. >> right. that is probably true still -- >> there are plenty people, i'm sure there are plenty of those uses 234 western soma. i think most of the people we've heard from are people who have legal nonconforming uses * that currently are in areas that don't permit office because right now under the current zoning you can't really have office anywhere. or you have people who want to do new office, which obviously that is a very sensitive issue in western soma because very high demand for office space. but it's not the kind of space -- not the kind of use they want to have to be prevalent throughout the plan area. we have the wmuo district on townsend street. we are permitting one floor of office space in the rcd -- >> right, already existing of
meetings at the soma leadership council and at that time we met with representations of the night time entertainment industry and we actually changed the design of the building to meet the concerns. originally we had townhouses and larger family units and large scale building and on 11th as well as in the back. we redesigned the building so there is only one bedroom and studio apartmentos the front of the building so there are no family buying units on the front of the building so we made those changes in response to our meetings. we thought that met their concerns. i explained that with modern architectural design and other modern design there is no measurable sound coming from 11th street into those units so i feel they are compatible uses. the incompatibility that is being discussed is coming from older buildings with no acoustic insill laigz and designed long ago. if i was a young person i would be delighted to live on 11th street and i went to clubs all the time. i think there are lots of people that would like to live in the area so what happened in 2005 after we made the ch
of the western soma task force. there is a section where cory summarizes goals or principles behind the plan and mentions dealing with incompatibilities with entertain uses and the rest of the plan area. that kind of oversimplifies the case. it was much more important for us to deal with the broader issue of compatible and incompatible useds, and as kind of the test lab for mixed use in this city we are the first mixed use district that was established in 1990. we have a pretty good feel as to what works and what doesn't. clearly our goal is not to banish any incompatible uses. our goal is to figure out how to deal with all of them. you're going be hearing a lot more about this as the central corridor plan comes before you because at its extreme, and i might add in a rather pollyannish way, they tend to put a lot of potentially incompatible uses all together. you will have housing. you will have office. you will have pdr, and you will have night time entertainment, and when they get to discussing how they're going to make all of that work i hope you will remember the discussion that w
. >> commissioners, it will place you under your regular calendar, item 12, western soma community plan - informational discussion - no. 3. this is an informational item only. >> garv, president fong, commissioners. cory teague for staff. this is the last scheduled information hearing for western soma before the adoption hearing next week on december the sixth. this is a little unlike our previous informational hearings in that we do not have new materials for you to review for this session. it's at the request of the president to allow time for additional discussion and comments on any issues that are unresolved or so far today have not been thoroughly discussed. so, just to run down a few of those, just as a reminder, first of all, if you are a member -- weeks ago we talked specifically about the issue of entertainment uses and proposed zoning on 11th street between harrison and folsom and we presented you with a number of options and what each of those options would entail. there was a discussion in commenting. specifically, there were a few commissioners that called out option 3b as
for november 15, 2012. we left off in the middle of your regular calendar item 12, the western soma community plan informational presentation number two and we just concluded public comment commissioners. >> commissioners, comments? questions? commissioner antonini. >> thank you. i appreciate the presentation. with the neighborhood districts in folsom seems like a logical place for that zoning. i'm a little bit concerned -- i would have to hear about no maximum density in some of the residential -- you know the red districts where the district residents are and some of them are finely grained and might be fine with machine is comfortable in the two unit building and then there are eight unit building and i'm not sure this applies to new building or existing and if it's existing it could change the whole complexion or climate in a small quiet cult sack or red district, and the same for the parking maximums. i think i would need to know more about what it says and one size doesn't fit all and some places should have more parking allowed. i think mixed use makes sense. we dictated that we
. there was a realization that the really the heart of downtown or downtown western soma, if you call it, is at the corner of seventh and folsom street. so, folsom is the main commercial artery for the neighborhood. and we felt like the main commercial artery, it should be transit oriented street should be a pedestrian oriented street and a possible cycling oriented street. just to its north. slightly to the left of this on this diagram is howard street. that's another street that we felt was an important neighborhood street. so, one way to think about the streets is regional serving streets are neighborhood serving streets. so, we wanted to reclaim some of those numbered streets and howard and folsom streets as more community serving streets, stronger emphasis on public transportation, walking and cycling, wider sidewalks, amenities, lower traffic, hopefully lower traffic volumes. the other streets in this plan which i'll talk to a little bit, we call them the regional serving streets. we'd still like to enhance the streets as walking streets, support commerce on those streets, but understand that these
may ask there is an area south of market that is not part of western or eastern soma. * summarize and there are parts of showplace square and there are other boundaries, why the boundaries were drawn where they were and how the area was carved out in simple terms. >> sure, sure. our boundaries are basically determined by other existing planning processes that surround us. it would be easiest to say that western soma begins at fourth street and extends more or less west 12, 13 to division street. and is essentially from mission street or just a scoach down to mission street and townsend street. the bow tie is because in the middle there you have the sixth street redevelopment project area, which no longer exists. but that was included as part of zoning goes as part of the eastern neighborhoods process. so, fourth street to division, mission to townsend, with the exception of the sixth street area. >> thank you, mr. makko. that explains it because that was already preempted being part of a redevelopment. i think this is a very desirable process because what i heard today is people g
of reclaiming alley ways that was first pioneered in the eastern soma area, the som pac area, developing it as part of that. we are definitely going to need more planning work to realize this plan. i think if we do realize this plan, we'll allow this to serve the city-wide transit phoenixes we do now, and be a livable neighborhood and stainable neighborhood. unless you have any questions, i'll let you see the rest of the presentation. thank you for your time today. >> thank you. * >> i've lived in south of market since 1977, so, i guess that's 35 years. to john [speaker not understood], i'm the new kid. john has lived and worked in our neighborhood for i don't know how long, many years. he is a nonprofit housing developer, developed his land use skills, being a key person involved in the original south of market plan, and in the redevelopment agency's. and this afternoon john would like to speak about some of the key outcomes of this process. john elderling. >> thank you, jim. and good afternoon, commissioners. actually, jim has one year on me. i got there in '78. when i took the job at
it's benefited greatly from the experience in western soma. and especially i think the concept of addressing cultural resources through the social heritage district concept. senate bill 307 what on the cutting edge of identifying and funding and identifying cultural resources in the three japantowns in california, los angeles, san jose, and san francisco. they might say a lot of the cultural planning work started with that particular bill and implementation of survey efforts through the japantown community and the planning department. that, unfortunately, was not well funded. and although the identification process now i think is contributing tremendously to the japantown planning effort, i think the next step really emerged from western soma and the social heritage district concept. so, really, i don't know how much in the next iteration that we'll be receiving in terms of general plan changes and zoning changes and whatnot, address the kind of cultural heritage desires that the filipino and the lgbtq communities are expecting. but in japantown i think we've moved a little bit
. arts activities and allowed in many districts? the city and. >> >> and in western soma protecting the arts is a big deal and generally committed throughout the planned area especially within the sally district. again this goes to the split height, the way that you chief the additional height in sally is dedicate one story in the building to permanent arts activity use and whichever story you dedicate is 15 feet high so you get the extra 15 feet that way. night time entertainment -- currently not permitted in the district but as a conditional use in the sso and a small amount of the planned area. under the new zoning it would become principally permitted within the sally and the wmo districts except in the 200-foot buffers in the enclave districts and that opens up land that is not available for new night time entertainment to open up, but it prohibits north of harrison street and it's the way it is now and the neighborhood commercial districts and obviously in the enclave districts it's not permitted but important to note and live performances and accessory and piano player or
elements of the area plans and mission and soma there is a emphasis on emphasizing the corners and through the community process and especially the people on the task force focused more on design didn't necessarily favor that course, and even though in eastern neighborhoods you have a large project you can propose one vertical architectural element and it can be fairly high and not inhabitant and just a design feature. most times it's proposed or comes forward it's at a corner and there is that tie in there and just as a design feature. it's not something the task force felt they wanted in western soma. >> i don't have a huge opinion about it but i was wondering -- particularly with larger lots and harrison street it's appropriate. if folsom wasn't going to be two way it might be appropriate. again i don't have any strong feelings. i just wanted to understand that. the other thing you have no bonuses for making open space publicly accessible and i wanted to understand the rational behind that and that might discourage developers from creating open spaces that are publicly accessible.
to the adoption of the western soma community plan. a dottionv these will allow the commission to set notice for public hearing on or after december 6, 2012, to consider taking actions on the on the proposed amendments. the initiation packet provided to the commission consists of five distinct sections. section 1 contains a summary of all the components of the initiation packet. section 2 contains the required resolution ordinance and other materials related to the proposed amendments to the general plan. section 3 contains the required resolution ordinance and other materials related to the proposed amendments to the planning code. and section 4 contains the required resolution ordinance and other materials related to the proposed amendment to the zoning map. we also have a copy of draft ordinances approved by the city attorney which is materially the same as a draft included in your packet. section 5 contains proposed amendments to the administrative code and the plans implementation document. the planning commission is not required to initiate amendments to the administrative code nor to
. the community outreach program to provide this western soma citizens planning task force which by its very name we felt we were aligned with the commitment to providing input. thanks very much. >> thank you. >> thank you very much, chris. next speaker is my good friend toby levy, an architect, small business owner, levy design partners, and a southpark resident and a mom raising a teenager in south of market. so, god knows how she found time to also be vice-chair of the task force and to head our complete neighborhood fabric committee. but today she's here to talk about the core principles that are in the plan. thank you. >> thanks, jim, commissioners. as jim mentioned, it was really a conglomerate of very different people. i was the only professional on the task force aside from paul lord. and it came with actually a lot of well-developed opinions and a lot of people had a commitment to the original south of market plan. and what was most interesting was that it actually took us almost a year to develop these planning principles, which at first i thought were (bleep), excuse me. i actually thi
considering we just passed the transit center and then we talked about western soma today. i have been following the road fund a little bit and it seems like there really is a greater level of coordination between planning and dpw on the road fund. i think that is merit in this process so it's really great. out of public comment on this item, some of this question about how do we make sure that the projects that are being proposed that are being paid for by these fees are the ones that are addressing the needs in the neighborhood, and then also reflects the community concerns in the neighborhood. i think that's a really tough question. i was thinking about that while we were talking about western soma also. is it general fund for community cac, the cag, the really tall ask from the city, is it technical assistance to groups that are in those neighborhoods already? how would those groups pay for technical assistance, how would it come to them? i think it's something the department should keep thinking about and we should keep thinking about how to educate and how to get the right resour
felt they wanted in western soma. >> i don't have a huge opinion about it but i was wondering -- particularly with larger lots and harrison street it's appropriate. if folsom wasn't going to be two way it might be appropriate. again i don't have any strong feelings. i just wanted to understand that. the other thing you have no bonuses for making open space publicly accessible and i wanted to understand the rational behind that and that might discourage developers from creating open spaces that are publicly accessible. >> sure. this is a common situation where you have competing goals. in western soma there is not a lot of open space and in eastern neighborhoods are you provided to require 80 square feet whether private decks or common courtyards but publicly soabl it's 54 and provide half so you could provide less open space in exchange for making it publicly accessible. in this situation it was determined publicly accessible is good if that is enough of an incentive they don't want 50% of the open space reduced by a third. they want to generate as much open space as p
, the western soma community plan, building a complete neighborhood. thank you very much. i would like to begin to introduce our presentation. and our first speaker will be peter cohan, who at the time served as the director of the community planning program at asian neighborhood design. they provided considerable amount of technical assistance to the task force. so, let me introduce peter cohen. >> thank you. thank you, jim. good afternoon, commissioners. i'm here in a whole different capacity. so, i'm enjoying this, and thank you for asking me, jim and others from the task force. i've been involved in many area plan processes in san francisco in many different roles and this was a particularly unique role for us because at the time my day job, how i actually help to pay the rent, we had a community planning program which -- in neighborhood asian design provide technical support and processes for research work in many parts of the city. western soma folks came to us and said, can you really provide kind of our main staffing to augment what paul lord at the planning department was able to do? a
layers. this is the whole western soma area with this gradation. first looking at capacity, proximity, what is adjacent to the particular sites, and looking at public realm characteristics. these all kind of overlay. so, again, that's just an idea of how we approached it. and the reason i wanted to show you this as well is my final point. we approached this using a lot of visualization tools. one of the things we found in talking to folks there are too many words in planning and too many acronyms and too many documents and there is too much paper. but a lot of folks intuitively understand their community by looking at maps and looking at other visualization tools. so, we did a lot of that. we had a very talented person on our staff that could do js and that kind of business. the idea wasn't to throw data at people. the idea it was to help folks understand their landscape through visualization tools. in closing, i really enjoyed it. it seems a while ago now, a long ago chapter, but it it was a really fun process and i think they were some of the most creative planning work that came ou
Search Results 0 to 49 of about 130 (some duplicates have been removed)

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